
Knockmanagh, Tiernaboul, Killarney, Co. KerryV93E5N5
€435,000
4 Bed~2 Bath~313 m²~BER C1
What you'll like:
- Generous floor area: The property offers an expansive 313 square meters of space, ensuring ample room for growing families and versatile interior layouts.
- Substantial site size: Set on a large 0.56-acre plot, buyers will enjoy generous outdoor space, privacy, and extensive room for gardening or recreation.
- Full basement level: Includes a massive integrated basement featuring two large open storage areas and the oil boiler, adding extraordinary flexibility.
- Attic conversion potential: The massive attic space already features gable windows installed, significantly simplifying future conversion plans and adding valuable future square footage.
- Four well-proportioned bedrooms: Features four good-sized ground-floor bedrooms, including a primary bedroom with an en-suite bathroom for added convenience.
- Solid timber flooring: Fitted with attractive solid timber floors throughout the main living areas, hallways, and bedrooms, offering a durable and warm aesthetic.
- Cozy living room: The main living space boasts a solid-fuel burning stove with a wooden surround and double doors connecting seamlessly to the kitchen.
- Spacious fitted kitchen: Equipped with extensive floor and eye-level fitted units, integrated appliances, tiled splashbacks, and direct patio door access outside.
- Proximity to primary school: Tiernaboul National School is situated just over two kilometers away, making the location exceptionally convenient for families with young children.
- Short drive to town: Killarney town is approximately 7km distant, providing rapid access to comprehensive shopping, dining, secondary schools, and daily services.
- Scenic rural setting: Positioned in a peaceful countryside residential environment, offering quiet surroundings while maintaining practical connectivity to major local roads.
- Natural beauty nearby: Ideally located to enjoy world-class local amenities including the famous Killarney National Park and the stunning Lakes of Killarney.
- Detached family home: Enjoy the privacy, independence, and lack of party walls inherent in a standalone detached property configuration in Kerry.
- Solid energy rating: The C1 BER rating indicates reasonable baseline energy efficiency, reducing immediate pressure for urgent thermal upgrade works.
- Functional family bathroom: Includes a fully tiled main bathroom fitted with a standard bath, WC, and wash hand basin to serve the remaining bedrooms.
- Dedicated en-suite: Bedroom one benefits from a private en-suite shower room, reducing morning congestion for busy family households.
- Outdoor patio connection: Patio doors leading directly from the kitchen allow for effortless outdoor dining and seamless integration with the large garden.
- Future proofing options: The combination of a massive basement and conversion-ready attic allows owners to scale living space organically over time.
- Established local agent: Represented by a well-known local agency, facilitating straightforward communication and professional transaction handling for interested purchasers.
- Clear layout boundaries: The property features well-defined ground floor accommodation separating sleeping quarters from active family living zones effectively.
But keep in mind:
- Substantial asking price: Priced at €435,000, buyers should carefully evaluate local property values to ensure the extensive future potential justifies the initial investment.
- Basement moisture risks: Buyers must thoroughly inspect the large open basement areas for damp ingress, waterproofing integrity, and adequate subterranean ventilation.
- Attic compliance checks: The attic space requires professional architectural verification to ensure current structural timbers and roof heights meet building regulations for habitable conversion.
- Planning permission caveats: Any future attic or basement conversion plans will be subject to strict local planning permission and building control compliance.
- Oil-fired heating system: The heating relies on an oil boiler located in the basement, which may incur higher operational costs compared to modern heat pump alternatives.
- Moderate BER rating: A C1 energy rating means utility bills could be optimized further through additional attic, wall, or window thermal upgrades.
- Rural commuting reliance: Living 7km outside Killarney town necessitates complete reliance on private vehicular transport for daily commuting, schooling, and shopping.
- Septic tank verification: Buyers must investigate the status, capacity, and percolation quality of any private wastewater treatment system serving the rural site.
- Water supply checks: Purchasers should verify whether the property connects to a public mains water supply or relies on a private well requiring filtration.
- Maintenance of large grounds: Managing and maintaining a generous 0.56-acre site will demand consistent ongoing landscaping effort and associated financial outlay.
- Basement access configuration: The buyer should confirm how internal or external access to the expansive basement is structured for everyday practical usage.
- Single-glazed or older windows: The property's thermal performance and window seals should be professionally inspected to check for drafts or failing double glazing.
- Potential renovation outlays: Capitalizing on the basement and attic potential will require substantial financial investment beyond the initial purchase price.
- Road safety and lighting: Rural approach roads near Tiernaboul may lack pedestrian footpaths or public street lighting, impacting evening walking safety.
- Local planning restrictions: Local housing need rules in rural Kerry might restrict who can easily obtain permission for certain types of structural alterations.
- Storage damp sensitivity: Storing belongings in the large open basement should be done cautiously until humidity and temperature controls are properly established.
- Roof condition inspection: A comprehensive surveyor report is essential to evaluate the condition of the roof tiles, flashing, and timbers prior to bidding.
- Boundary fence clarity: Buyers should have their legal representative carefully examine the mapping to verify exact ownership boundaries across the 0.56 acres.
- Plumbing and electrical age: The age and safety of the primary electrical wiring and internal plumbing networks should be tested during pre-purchase surveys.
- Limited public transport: The rural location lacks frequent public transport links, meaning households will likely need multiple vehicles for daily logistics.
Price positioning
?
- The asking price appears attractively valued when considering the exceptionally large floor area and expansive 0.56-acre site, which together offer substantial space well beyond standard family homes in the surrounding locality.
- Valuation signals are strongly supported by the inclusion of a full basement and verified potential for attic conversion, offering significant extra square footage that elevates the long-term asset value significantly.
- Support for this price level relies on buyer willingness to invest in future conversion works, whereas factors such as the C1 energy rating and remote rural setting could potentially undermine aggressive bidding.
- Overall, the pricing reflects a balanced valuation strategy that accounts for the generous footprint and development potential while remaining competitive within the wider Killarney residential property market.
Build Analysis
What we know from similar construction types
- The property features a substantial detached footprint of 313 m² set on a 0.56-acre site, incorporating a full basement level and a large attic space with gable windows already installed.
- The listing notes that the attic is ready for full conversion, but a buyer should verify with a qualified surveyor and local planning authorities whether any prior works or future conversions comply fully with planning permissions and building regulations, particularly regarding fire safety, ceiling heights, and structural loading.
- The presence of a full basement housing the oil boiler requires careful investigation regarding damp-proofing, tank integrity, drainage, and ventilation to ensure there are no moisture ingress issues common in below-ground structures.
- Given the rural setting near Killarney, a buyer should inspect the on-site wastewater treatment system (septic tank) and private water supply arrangements, if applicable, to ensure compliance with current environmental standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800.
- Explanation: Given the 313 m² floor area and a C1 BER rating, heating a property of this size requires a moderate amount of energy. The house features an oil-fired central heating system located in the basement as well as a solid fuel stove in the living room, meaning actual costs will vary significantly depending on oil prices, lifestyle habits, and how frequently the solid fuel stove is used.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a peaceful rural residential area away from heavy industrial zones, major manufacturing plants, or known large-scale waste incinerators.
- Any potential minor localized agricultural or domestic run-off risks are typical of rural settings and should be verified independently during standard property surveys.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
OAK COTTAGE, TIERNABOUL, KILLARNEY
- Sale date
- Declared sale price
- €290,000.00
KNOCKERAGH, TIERNABOUL, KILLARNEY
- Sale date
- Declared sale price
- €375,000.00
KNOCKREAGH, TIERNABOUL, KILLARNEY
- Sale date
- Declared sale price
- €142,000.00
Recent sales in the wider Killarney area
5 ARD AOIBHINN, FIRIES, KILLARNEY
- Sale date
- Declared sale price
- €340,000.00
97 BARRADUFF APPARTMENTS, KILLARNEY, KERRY
- Sale date
- Declared sale price
- €140,000.00
145 BALLYSPILLANE, KILLARNEY, CO KERRY
- Sale date
- Declared sale price
- €250,000.00
15 WATERVILLE LINKS, HOLIDAY HOMES, KILLARNEY
- Sale date
- Declared sale price
- €375,000.00
25 INNISFALLEN, ROOKERY RD, KILLARNEY
- Sale date
- Declared sale price
- €468,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €4,350 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: around €600 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €500 to €1,200 depending on the depth of the survey and property size.
- Annual home insurance: approximately €400 to €800 depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Locals in the Tiernaboul and Killarney areas frequently highlight the peaceful, scenic rural setting combined with the convenience of being just a short drive from Killarney town.
- Community discussions often note the close proximity to local amenities such as Tiernaboul National School, making it a popular residential choice for families.
- Residents value the easy access to outdoor amenities like Killarney National Park and the surrounding lakes for recreational activities.
- Traffic and road safety along rural approach roads are occasionally discussed by residents, particularly regarding school run times and winter driving conditions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Tiernaboul National School is just over 2km away, and the generous 0.56-acre site provides ample outdoor play space in a peaceful rural setting.
- Teenagers7/10
The substantial floor area of 313 m², including a full basement and attic conversion potential, offers plenty of independent living space for growing teenagers.
- Multi-generational Living7/10
The expansive footprint, large site, and full basement level provide excellent potential for creating independent or flexible living zones for extended family members.
- Single Buyers4/10
A detached 4-bedroom home with a full basement on 0.56 acres located 7km outside Killarney town is likely too large and maintenance-heavy for a single occupant.
- Couples6/10
Offers great space and privacy for couples looking for room to grow, though the rural location and large property footprint require a commitment to upkeep.
- Empty Nesters6/10
Provides single-level bungalow living with lovely rural surroundings, though the overall scale and large site mean ongoing property maintenance could be demanding.
- Retirees6/10
The property features ground-floor bedrooms and a peaceful setting for retirement, but buyers should investigate whether the rural location suits long-term accessibility needs.
Work
3 areas- Remote Working8/10
The substantial floor area, attic conversion potential, and quiet setting offer excellent opportunities to establish dedicated home office spaces.
- Hybrid Commuting6/10
Located approximately 7km from Killarney town with access to the wider road network, though commuting further afield requires factoring in rural driving times.
- Retired7/10
Well-suited for a retired lifestyle offering single-level accommodation and a peaceful environment, provided garden and property upkeep are manageable.
Practical
8 areas- Ageing in Place7/10
The ground-floor configuration with bedrooms and bathrooms on the main level supports accessible living, though transport reliance for amenities should be considered.
- Low Maintenance4/10
A large 313 m² residence on a 0.56-acre site with a full basement and uncompleted attic conversion requires ongoing maintenance and management.
- Secure Gated Entry3/10
The listing details do not specify a gated entrance, meaning buyers would likely need to install security gates themselves if desired.
- Minimalist Design4/10
The property features a traditional layout with separate reception rooms and extensive subterranean storage rather than stark minimalist architecture.
- Flexible Floor Plans9/10
Offers exceptional flexibility thanks to a full basement, a large footprint, and an expansive attic space ready for future conversion subject to planning.
- Heritage Home2/10
This is a modern detached bungalow build rather than a period or heritage property.
- Ecological Setup5/10
The home has a C1 BER rating and an oil boiler in the basement; buyers may wish to investigate potential energy efficiency upgrades or renewable retrofits.
- Outdoor areas9/10
Benefits from a generous c.0.56-acre site providing substantial outdoor space surrounding the residence for various recreational and practical uses.
Interests
9 areas- Gardening9/10
The generous c.0.56-acre site provides a fantastic canvas for keen gardeners to develop extensive lawns, vegetable plots, or landscaped outdoor spaces.
- Walking8/10
The surrounding countryside offers pleasant rural walking routes, and the property is ideally placed for accessing the nearby Killarney National Park.
- Gym5/10
Fitness facilities are accessible by driving into Killarney town, while the spacious basement provides ample indoor area to set up a private home gym.
- Cycling7/10
The scenic local roads and proximity to Killarney National Park offer great cycling opportunities, though rural regional roads should be navigated with care.
- Golf7/10
Killarney is renowned for its championship golf courses, which are easily reachable within a short drive from the property location.
- Fishing8/10
The location near the Lakes of Killarney and local river systems makes this an attractive spot for fishing enthusiasts.
- Horse Riding7/10
The rural setting and expansive site offer a conducive environment for rural equestrian pursuits and access to local riding amenities.
- Water Sports7/10
Proximity to the Lakes of Killarney provides good access to freshwater kayaking, rowing, and other water-based recreational activities.
- Entertaining8/10
Features an open-plan kitchen with patio doors, a separate living room with a solid-fuel stove, and extensive outdoor grounds ideal for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Set in a peaceful rural residential area approximately 7km from Killarney town, offering a tranquil countryside atmosphere away from urban congestion.
- Rural Living9/10
Positioned on a generous 0.56-acre site surrounded by the Kerry countryside, delivering an authentic rural living experience.
- Village Living6/10
While not directly in a village core, the proximity to local primary schooling and a short drive to Killarney bridges the gap between rural and community living.
- Coastal Living2/10
Located inland near Killarney with no immediate coastal proximity or marine amenities nearby.
- Urban Living4/10
Situated about 7km away from Killarney town, meaning daily reliance on a vehicle rather than walking distance to urban conveniences.
Social
6 areas- Community Involvement7/10
Proximity to the local national school and surrounding rural community encourages active participation in local clubs and events.
- Café Culture5/10
A short drive into Killarney town is required to access a wide selection of local cafés, coffee shops, and social dining spots.
- Nightlife4/10
The immediate area is quiet and residential, meaning evening entertainment and nightlife venues must be sought in nearby Killarney town.
- Health/Wellness groups6/10
Wellness groups, fitness classes, and sports clubs are readily accessible by traveling into Killarney.
- Networking Opportunities4/10
Due to the rural residential setting, professional networking relies heavily on traveling toward Killarney or regional commercial hubs.
- Tech-Hub Connectivity4/10
Buyers should verify local broadband speeds and fiber availability independently to ensure reliable connectivity for high-tech work or remote operations.
Listing information
- Agent
- DNG Ted Healy
- Phone
- 064 663 9000
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-4714F0HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.